Special Purpose Coastal Zone Spatial Plan 00

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The Government of Montenegro invites experienced international investors with adequate financial capabilities and proven track record in design, construction, marketing and management of exclusive resorts to express their interest for long-term lease of Velika plaza, a unique seashore location, for the purpose of developing, constructing and operating worldclass resorts on this unique site. The intention of the Government is to provide adequate and comprehensive development of this destination into a unique, multifunctional upscale tourism resort destination, offering a range of leisure activities in the manner which is conceptually, aesthetically, functionally and environmentally in harmony with the beauty of the natural surrounding and environmental richness of the site. I Project Description The Montenegro coastal and mountain region offers the greatest economic future for the development of sustainable and up-scale tourism complexes on the whole Adriatic Coast. The World Travel and Tourism Council forecasts for Montenegro the annual growth in demand of 8.6% until 2016. Velika plaa is located in the southernmost part of Montenegro, between the town of Ulcinj and the nature reserve and resort of Ada Bojana. The Bojana River, navigable in its total length, connects Velika plaza with Skadar Lake, one of the largest lakes in Europe and an important bird habitat designated as a Ramsar Site. Velika plaa, with 13 km in length and 60-100 m wide, is an exceptional site on the eastern Adriatic coast offering a unique opportunity for the development of an exclusive large scale resort of great natural beauty, easily accessible and of good visibility. The development of this site is a top priority for the government. Velika plaza covers an area of approximately 1,450 ha, some 60 % being owned by the state of Montenegro. It is the intention of the Government to enter into a long-term lease agreement for Velika plaza, with the right to develop and operate a unique selection of up-scale market resorts with a range of leisure and recreational facilities. It is expected that the resort will be a flagship project in which the natural surrounding and leisure facilities coexist and complement each other. Therefore, the proposed proposal should be based on a proven model of a high-level sustainable development. As an alternative to the long-term lease arrangement, Montenegrin Government retains the right to consider, until the beginning of the second stage, proposals of a joint venture or other development models, if such models provide for better valorisation of the site and are in the best interest of contracting parties. II Purpose The Regional Master Plan for Ulcinj envisages the development of up-scale market tourism. The Special Purpose Spatial Plan for the Coastal Zone General Concept for Velika plaza envisages its development in six Modules: - Existing area + I module - II module 6,000 beds - III module 6,000 beds - IV module 5,500 beds - V module 5,500 beds - VI module 2,000 beds. The Government of Montenegro seeks to enter into a long-term lease for Velika Plaza (except for the existing zone + I module) or for each individual Modules, whichever is deemed more advantageous. This means, that the proposer may consider a propasal for the design, construction, financing, and operation of the entire Velika plaza development site or for one or several of the outlined modules in the plan.
The natural surrounding of Velika plaza demand a development concept of an exclusive hotel resort destination that offers all the necessary amenities and a wide range of leisure activities necessary for year-round operation, and facilities built in harmony with the natural surrounding and managed by renowned brand name international tourism operator(s). The Government of Montenegro expects that Velika plaza Resort |Destination will be a mixed-use development that provides a certain uniqueness, ultimate comfort in Hotels, and Holiday Residences, trend oriented recreational and sport facilties, a modern component of congress and meeting facilities, all constituting an enjoyable holiday, living and working environment. Bidders will be expected to use the architecture, design and engineering in accordance with highest international standards, enabling both the current and future generations to enjoy this unique scenery. III Financial Requirements The Leaseholder shall pay the annual rent, either for leasing the whole area of Velika plaza or for leasing the plot of individual Modules. The amount, the deadlines and the structure of the rent proposed by the Leaseholder will be an important criterion for Bid evaluation. The Leaseholder will be requested to submit the investment plan with the timeframe, and the amount of intended investment will be an important criterion for Bid evaluation. A Lease Agreement will be signed for such period so as to provide an interest on the part of the Leaseholder for investments. IV First Stage of the Tender Process Expression of Interest Through this Invitation for Expression of Interest, prospective Bidders are invited to express their interest and provide qualifications and data. The Expression of Interest should contain information on both financial and operational resources, the list and summary of relevant projects and experiences, description of all members of the prospective bidding Consortium, as well as the general overview and schematic concept and scope of the proposed development. In addition, in their Letter of Intent, prospective Bidders may present possible justification for a joint venture or any other model. A site visit will be arranged and additional information will be offered for qualified parties expressing their interest. Expression of interest must be submitted to the address provided below not later than June 16, 2008. V Second Stage of the Tender Process Bidder Qualification In order for individual prospective bidders to be eligible for expression of interest and subsequently to submit the bid, they must comply with the requirements stipulated below. In addition, prospective Bidders may express interest to submit Bid on behalf of a Group, only provided that the bidding entity collectively meets the following requirements: Prospective Bidder has to have experience in planning, development, construction and management of similar projects and technical experience and expertise to ensure the timely, full and comprehensive compliance with the spatial, aesthetical, architectural, engineering, technical and regulatory requirements to be addressed
by the projects of this level of complexity, magnitude and environmental sensitivity. Prospective Bidder needs to prove his intent and ability to fully complete the proposed project, in a timely fashion and as stipulated in the bid. The Bidder itself must be, or must include as a part of offer of the Group, one international hotel operator and a brand renowned and recognised internationally as a successful operator of numerous resorts, similar in quality, scope and level of the offer. Such an operator should be recognised for its exceptional and high-quality design and operational standards and must bring essentially valuable and relevant brand, as well as the marketing abilities and resources for the subject of the bid and must be renowned within the target market for its environmental awareness, up-scale market guests, as well as distributors, and influential personalities. Bidders must show and prove to have resources available to finance the project, in terms with the time frame to be specified in the Instructions to Bidders. Each Bidder will be expected, among other things, during the second stage of the tender process to:
Submit the development and design concept for Velika plaza, which is aligned with the stipulations of the Special Purpose Spatial Plan for the Coastal Zone General Concept for Velika plaza and the Master Plan for the Ulcinj Area. The Bidder may propose other Design and Investment Programme for Velika plaza to reflect the concept the Bidder deems best for Velika plaza or any Module thereof. Ensure that the developed facilities are designed according to highest international standards, that the materials used and the finishing are typical of leading luxury hotels and resorts worldwide and to continue to offer a unique and durable appeal even for the most choosy among the international customers; Manage and maintain Velika plaza in the manner which is consistent to its environmental needs and features, as well as the needs and features of its natural environment, preserving the ecological integrity of Velika plaza. Bidders shall be expected to align their development with sustainable development principles and address a number of environmental issues, including, without limitation, carbon emissions, renewable energy, sustainable use of resources, etc. Bid Submission and Evaluation Detailed information of the site and the tender procedure will be included in the Tender Documents (Instructions to Bidders, Information Memorandum, Draft Lease Agreement, etc), that prospective Bidders may purchase upon the tender announcement. Tender Documents will, inter alia, include the details concerning the purpose of the site, required components of the Bid, documents to be submitted, etc. Each Bid should contain the detailed conceptual, design, investment and operational plans, to be evaluated by the Tender Commission for Velika plaza by applying the scoring system to be explained in detail in the tender documents. Each Bidder will be required to provide the financial proposal that is to include proposed duration of the lease, the amount of rent, the structure, terms and time schedule for investments as well as other information. Negotiations and Finalization After the selection of the best bid and notification to the selected Bidder, we will commence the negotiations, explained in detail in the tender documents, which will eventually result in agreement conclusion with the most successful Bidder. If such an Agreement may not be concluded with the selected Bidder for whatsoever reason stated in the tender documents, the second best Bidder shall be selected and the negotiation shall recommence. This Invitation for Expression of Interest aims to promote the intention of the Montenegrin Government to put to tourism use the Velika plaza site and generate interest among
renowned international companies for the project. You are invited to express your interest and submit Bids for this superb site. All communications and enquiries should be directed to:
SPECIAL PURPOSE COASTAL ZONE SPATIAL PLAN General Concept of Velika Plaza Beach
1. INTRODUCTION Legal basis Detailed elaboration of certain zones within the Specific Purpose Physical Plan for the Maritime zone of Montenegro is based on the following documents: - Physical Planning Law (Official Gazette of the Republic of Montenegro 28/05); - Conclusion of the Government of the Republic of Montenegro from its session held on 11th January, 2002, about Amendments of the project task for the preparation of Specific Purpose Physical Plan for the Maritime zone of Montenegro in the part concerning detailed elaboration for 7 zones (localities); - Master Plan of Tourism Development established by the Government of the Republic of Montenegro, in the part concerning the selected zones; - report of the expert team, formed by the Government, about the treatment of illegally built objects in the zone of Maritime zone; - Draft and proposal of Specific Purpose Physical Plan for the Maritime zone of Montenegro, prepared with the detailed elaboration, at the same time, in the further process of drafting and preparation of that document Methodological approach Specific Purpose Physical Plan for the Maritime zone of Montenegro (hereinafter referred to as PP MD) is a document which will, in long-term, set the development strategy, the way of area exploitation and protection measures of existing values in the area of Maritime zone.
Regardless of the unique basic significance of the total territory of Maritime zone, there are parts of the area, whose value and importance for future development require greater attention in consideration, which is the reason why seven zones (one of them being Velika plaza) were subject to detailed elaboration. The detailed elaboration of the zones within PPMD has elements of general and regulation (detailed) plan. The general concept elaborates zones of greater scope with different purposes of the area, defines basic factors of protection and construction of sub-zones with framework spatial capacities, and defines the primary technical infra-structure and connections with contact zones. The elaboration on the level of regulatory-detailed plan elaborates specific locations and parts of zones on which more intensive construction and physical planning are intended, defines basic purposes of the space and final allowed scope of construction. Area and scope of the study This study gives the general concept of Velika plaza at the area of about 1.450 ha.
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2. CURRENT SITUATION Location
Velika plaza is about 4 km away from the town of Ulcinj. This area is bordered with channel Port Milena on the West and Bojana River on the East. From the existing regional road (R15) in the North it extends to the sea. Its average width is about 1,5 km, and length about 13 km. Natural characteristics Geological characteristics Within the area of Velika plaza, the Quaternary formations are mainly developed. Covering a significant area, they are represented by alluvial formations and sands on the beaches. The alluvial sediments (al) are developed in the lower flow of the Bojana River and in larger parts of Velika plaza, where the alluvium is made of pebbles, sand, mud and sand-clay, i.e. of materials which form the catchment area. Beach sediments are sandy, formed on places where the sea penetrated into softer rocks and created enough space for the accumulation of its erosion work products, present all along Velika plaza. Geomorphologic characteristics Geomorphologic structure of the reviewed area is composed of elements of fluvialaccumulations and marine relief. The most characteristic parts of fluvial-accumulated relief are situated in the area of Spatula. The Ulcinj valley represents an alluvial valley, where Zoganjsko Lake is situated, in its most part under salt works. Along river Bojana, in order to prevent periodic flooding of the valley, a dam was built. In the lower part of the flow, Bojana crossed Velika plaza, created a
river island by meandering, and in the sea a relatively wide delta. The Marine relief was formed from the abrasion and accumulation processes at the border between sea and land, where at Velika plaza there are accumulative forms, represented as sandy beaches. Velika plaza, with a fluvial valley in the hinterland is made of fine-grained sand, originating from the ophiolitic zone of the Skadar Lake catchment area. This material, brought by Bojana River into the littoral part of the sea, was re-transported by the energy of sea water and accumulated on the low coast as beach. The wind also has impact on the sand movement. Some of these processes may be observed every day. Seismic characteristics For the area of Montenegrin Coast, the fault, tentatively called coastal, which extends from Ulcinj along the seaside in the course north-west, is of great importance. It was identified that the seismic activities of seaside area are genetically connected to the movements of blocks, in this part of Earths crust, formed after the main stage of folding of Dinaridi as a consequence of permanent activity of Adriatic mass in the boundary zone towards Dinaridi. The complex study of obtained data indicate the existence of several seismic zones, of which those in the southern part of Montenegro, i.e. the Skadar zone, zone of Ulcinj and zone of Budva are particularly important for the Seaside. In the stated zones there are forceful earthquakes, whose maximal intensity is around 9MCS scale.
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The fact that the area of Velika plaza is mainly made of Quaternary formations, represents a great disadvantage from the aspect of seismic risk. It was marked as seismic sub-zone 9c with seismic coefficient 0,12 ks. On the basis of engineering-geological and seismic characteristics in the area of Velika plaza the following has been identified and marked: 1. terrains with medium conditions of soil 2. conditionally stable terrains: - conditionally stable sloping grounds with possible local instabilities - terrains besides sea, of sand parts, with high level of ground waters and possible local occurrences of liquefaction (besides the mouth of Bojana, parts of Velika plaza and Ada)
- terrains with high level of ground waters, occasionally or constantly swampy. 3. seismically unstable terrains (unstable sloping grounds of flych clay sediments on terrains besides Bojana River with permanent deformations since earthquake in 1979.) Mineralogical and energy potentials In the wider area of Velika plaza there is small number of occurrences and deposits of mineral raw materials, such as sea water (raw material for the production of sea salt), sand at the banks of Bojana River and Velika plaza of Ulcinj, occurrences of coal, supposed deposits of crude oil and gas in land and offshore zone. The results of oil deep wells, in five deep and four shallow wells near Ulcinj indicate to few occurrences of coal.
The oil and gas exploring in the offshore zone show that there is noncommercial deposit, because of the water depth of 320 m. The results of so far conducted research, on land and in the offshore zone, show that objectively there were conditions for formation of hydrocarbon. Such expectations are proved by recent oil deposits in the Italian part of the Adriatic area, and also by long-term oil exploitation on the land of neighboring Albania. The deposits of Ulcinj sand occur immediately near the surface of the terrain, from channel Port Milena until river Bojana. Their thickness ranges from 4 m, along river Bojana, up to 110m, at Velika plaza, while the average thickness of deposits is 17 m. The main components of these sands are fine fragments of carbonate and quartz. There were also around 17 other minerals found in small quantities (magnetite, chromate, titanite, ilmenite
etc.). According to its granular-metric composition, the sand is fine-grained to very finegrained, and conforms to the requests of construction activities, for which purposes it is used, mainly from borrow-places in the east-south part of Velika plaza, along the backwater of Bojana. The perspective reserves of these sands are around 200.000.000 m3. Sulfurous thermal-mineral waters in the wider area of Ulcinj are the only ones of this type in Montenegro. The combination of these waters with curative muds, with which the area of Ulcinj is rich, enables their use for medical purposes, since in that way significant results may be obtained in the treatment of diseases of locomotor system (chronic rheumatic and other bone, joints and soft parts diseases), neurological diseases that damage the functioning of locmotor organs and chronic gynecological diseases (inflammations), and also some skin diseases. Sea salt, thanks to the salinity of sea water and favourable climate conditions of the area, is produced in Solana Ulcinj (salt works of Ulcinj) , in the process of water evaporation from the sea water pools and also industrial production. Climate characteristics Climate characteristics for the area of Velika plaza, are based on the information obtained and processed for the weather reporting station for Ulcinj.
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Maximum air temperature has average monthly maximum values in the warmest months (July and August) around 29C, and in the coldest months (January and February) it is around 11-12C. The frequency of maximum temperatures shows that the concentration of highest daily temperatures is in August. Minimum air temperature in winter months has average value around 5C, and in summer months it is around 21C. The average monthly air temperatures show a very regular pattern with maximum during July-August and minimum during January-February. The annual oscillation is on the average around 17C. The average temperature is never bellow 5C. The average monthly temperature above 10C begins rather early, in March already, and ends in December, i.e. the period with active temperatures lasts from March till November. The average monthly air temperature for Ulcinj is 15.8C. Extreme monthly air temperatures show a significant shift of limits. The absolutely highest values of temperatures during the winter period are around 17C, and extremely low around 0C, while in the summer the extremely high temperatures are around 34C, and extremely low around 17C. The absolute maximum occurs in August 40.5C. The absolute minimum occurs in February -6.4C. Summer days, when the highest daily temperature reaches 25C or more, in the area of Ulcinj, on the average there are 108 per annum, while the greatest number of these days is in July and August (around 29 days per month). Tropical days, when the highest daily temperature reaches 30C or more, in the area of Ulcinj, on the average there are 27.6. Tropical days are registered mainly in June, July, August and September. Wintry days, when the lowest temperature during 24 hours is bellow 0C, in the area of Ulcinj, there are around 9 during the year. The occurrence of these days is typical for months December, January and February, and rarely March. The characteristics of general precipitation regime on the Montenegrin coast, are the maximum during winter and minimum during summer period of the year. In total annual quantity of rainfall the greatest part is in October, November and December with around 3040%, and the lowest June, July and August with only 10%. During winter period, the daily average of rainfall is 5-8l/m2, although the greatest daily quantities may reach the value of more than 40 l/m2. During the summer, the daily average of rainfall is only around 1 l/m2. The physical distribution of average annual quantities of rainfall shows a relatively fair consistency in the zone immediately near the sea. The average annual quantity of rainfall in Ulcinj is 1109,0 l/m2 (the least at the Seaside). Wind, as the element of climate, at certain stations (for the period 1981-1995) shows
different values of the frequency of directions and velocity, as well as the occurrence of calms. The frequency of occurrence for the Seaside in general characterize, as dominant, the winds from north-east and south-west, while in certain stations some specific characteristics are identified. The following is characteristic for Ulcinj: northeast (16.8%), east (16.3%), eastnortheast (11.6%), west (8%), west-southwest (7.7%), and north-northeast (7.4%), and only 3.9% of calm. For the whole Seaside maximum velocity have the winds from northern and southern quadrant, whose average speeds show very stable values (do not exceed 5 m/s). For Ulcinj,
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the greatest average speed has the south direction (3.6 m/s, with frequency 3.7%), and maximum speed the southwest wind (17 m/s, with frequency 3.6%). The extreme annual wind blows at the Seaside have average speed of 33 m/s (120 km/h), and in Ulcinj 20 m/s (72 km/h) +/- 5.38 m/s. Relative air humidity shows a very stable pattern throughout the year. The maximum of average monthly values occurs during intermediary months (April-May-June and SeptemberOctober), and the minimum mainly during the summer period, in some cases even during January and February. The values of average annual relative air humidity for Ulcinj are 65.9% (min 61.5% in July, max 69.3% in May). The increased values of cloudiness are characteristic of winter part of the year, contrary to the summer when these values are low. At the Seaside, during the year, at average there are 42 percent (42%) of the sky is covered with clouds. The cloudiness in the summer is lower than the average annual for about 40%. The average annual cloudiness for Ulcinj is 4.13 (min 1.8 in July and August, max 5.5 in December). On the average, the Seaside has around 2455 hours of sunny days, of which 931 hours in summer months (June, July and August), i.e. around 40%of annual sunny days belongs to one quarter of the year. In winter the sunny days is significantly reduced. During January the Seaside has only 125 hours, which is 5% of the annual value. Daily, during the entire year the Seaside has on the average around 7 hours of sun shine, with daily oscillations from +/- 3.5 hours. The average monthly value of sunny days for Ulcinj is 212.90 (max 332.0 in July). Hydrographic characteristics There are no detailed information about the relief of sea bottom along this part of the coast, except for the part of maritime zone gravitating towards the coast of the municipality Ulcinj (according to the research of the Institute of Marine Biology- Kotor), where shore and elf are clearly developed, i.e. littoral ring (up to 200 m of depth) and the first part deep sea system. Shore is the narrow zone of sea bottom, lying between high and low water and thus it has the amphibious character, because during low tide it is covered by sea, and during high tide it is above the sea level. This zone is very much exposed to the mechanical activities of sea water and has frequent and periodic changes of physical-chemical conditions of environment. The beaches of Ulcinj are typical examples of developed shore. elf or littoral system is the part of sea bottom, which extends after shore usually in mild slope and spreads in the maritime zone in front of Ulcinj up to around 200 m of depth. There are three main and well-developed types in the physical structure of the sea bottom craggy, sandy and silty bottom whose particles are of land and sea origine. The sea currents along the Montenegrin seaside are under immediate impact of the currents in the south Adriatic, whose greatest speeds range from 42 (incoming current) to 88 cm/s (outgoing current, along Italian coastline) and up to six times greater than the ones in other parts of the Adriatic Sea. The main surface current moves from southeast towards northwest with speed of 42 cm/s following the sea coastline from the strait of Otranto towards the northern part of the Adriatic.
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The salinity of sea water varies. The values of 29.70%, and lower, were registered in the area under the impact of river Bojana. At the same time, these values at the open sea increase up to 39%, in the periods of stronger inflow of the Mediterranean water. The sea color along the Montenegrin coast is blue, blue-green or green-blue, depending on the cloudiness, the nature of bottom and vegetation along the coast. In more than 90% it is unchanged, and it changes only in the part of the shore which is in the part of Bojana inflow. At the very mouth of Bojana river, the water color ranges from yellow-green to darkish yellow and dark yellow. Very dark blue to deep blue sea color is typical for the open waters of the south Adriatic Sea. The transparency of water in the greatest part of the coastal area of the Montenegrin seaside reaches to the bottom, except for the part exposed to the inflow of Bojana. Reduced and often small transparency of water at the mouth of river Bojana expands to Mala ulcinjska plaza. Towards the open sea the transparency increases, and in the middle part of the local waters it reaches the highest values up to 60 m. The average annual sea temperature is 17.1C. The average monthly value for Ulcinj is 17.6C. The average monthly values with temperature higher than 20.1C occur in the period June-October (max 25.8C in August). The average daily sea temperatures show very stable values. On the entire Seaside, on 20% of days per annum the temperature is bellow 16.5C; 50% of the days bellow 17.9C; 90% of days bellow 20.1C; while only on 10% days, the temperature exceeds 20.1C (on 40% days the temperature is between 17.9C and 20.1C). The direction of wave movement on the Montenegrin seashore is defined on the basis of registered frequency in certain stations, with the exemption of occurrences when the sea is without waves (calm). From the available information, the sea without waves is (not) registered in the station Ulcinj. The evident frequency of wave movement at station Ulcinj has east (41.5%), south (28.8%), then southwest and west direction (12.7%, i.e. 12.5%). The waves are more frequent in the winter, as follows: from the north (January, February, march), and south (November). The most frequent are waves high 0.5 to 1.5 (59-71%), while there is less frequency of high waves over 1.5 m (6-8%), mainly after long-lasting winds and from southern direction, and waves over 4.5% are the most rare (0.1%). The condition of the sea surface is described according to international grading from 0 to 9. Gradation calm smooth sea (0) in Ulcinj actually never occurs; mild waves (2) occur in 66.9% of cases, and slightly wavy (3) 16.0%. The frequency of other conditions of sea surface (4-7) is far less occurring, while the extreme situations, when the sea is very heavy (8) or extremely very heavy (9) are very rare cases. Pedological (soil) characteristics Several types of soil, with different physical-chemical features and quality are characteristic for pedological cover within the area of Velika plaza. Marine sand and gravel, created by sea waves, which formed it and settled it down along the low shore, appears in the area of Velika plaza Ulcinj and Ada. This is the widest open space of very fine, almost dusty sand in Montenegro. The alluvial soil appears in Donji Stoj and Gornji Stoj, river island Ada and on the riverbanks of Bojana. These soils, of mostly sandy-clayey composition, cover the lowest terrains and are therefore under the impact of close ground waters, which effect their gleization iturning into ponds processes, followed by the process of salting under the impact of sea water.
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The soil next to Bojana River becomes salted through its waters, also. In the coastal zone of this watercourse, the soil is also exposed to flooding, at sections without built dams. The mentioned processes are, mainly, present in micro-depressions in the area of Ulcinj (also known as knete). The soil in micro-depressions of Ulcinj area, IV-VI class of quality, is covered with swampy and marshy vegetation, and represents an excellent wildlife habitat, especially for birds. The higher grounds of Donji Stoj and Gornji Stoj, i.e. Brijeg mora and Spatula (2.2 2.9 mnv), have better quality (III-IV class). This soil, partly cultivated, is dominantly used for the agriculture production of vegetables and fruits especially citrus fruits, then cereals and flowers; one part is under meadows and pasture grounds; while the main part of the area is covered in woods and low plants. The current quality of soil in Stoj and
Ada (II and IV, rarely V quality class), may be improved up to one or two classes. Swamp-clayey soil appears on a small area of Spatula (at the hinterland of Velika plaza) and on Ada. The quality of this soil is bad (VI class), but may be improved and turn into cultivated and productive soil. Flora and fauna The research shows that typical for the eastern part of Velika plaza (around the mouth of Bojana river) and river island Ada is great biological diversity. Contrary to that, in the western part of Velika plaza the anthropogenic impacts may be clearly observed. The area of dunes (high grounds of sand detritus) as a habitat has special value for plants which favour salty terrains (halophytes). This is the habitat of a much endangered plant sand lily (Pancratum maritimum), which was entered in the National red list. Velika plaza and Ada are the last resort of salt soil plants on the Montenegrin coast. Beach access roads partly had impact on destroying the dune vegetation. The density and size of mixed woods increases towards the east in direction of river island Ada. Opposite to it, in the western part, the decrease of woods is noticeable. In some parts within the woods area there are built facilities. Hardwoods are composed of oak, poplar-tree, weeping willow, alder and other hardwood trees. Skadar Oak (Quercus robur L. Ssp scutariensis Cernj) is under special protection. On the other hand, the vegetation of meadows and ponds has, as estimated, the medium biotope values. Insignificant biotope value belongs to pine-wood, planted behind the zone of dunes, which provides stabilization for sandy terrain and sun protection. According to the Study on Impact of Tourism Development on Environment (prepared in 2002 and 2003 as a study basis for the Regional Master Plan for Tourism Development for the Ulcinj region) the greatest ecological vulnerability and greatest value have the vegetation of halophytes in the dune zone and mixed woods. Important biotopes of flora: - coast zone with halophyte vegetation - existing woods in the eastern part and river island Ada, with oak, alder, ash-tree, poplar-tree and willow - smaller groups of trees in the west, with Skadar Oak - wood zone in the west part of Velika plaza with Skadar oak, ash-tree and poplartree
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Important biotopes of fauna: - both banks of Bojana river - eastern part of Velika plaza and Ada river island (important habitats for lizards and salamanders) - dunes as habitat for lizards Important biotopes of ornitho-fauna: - eastern part of Velika plaza (important bird nests) - sea zone in front of the mouth of Bojana river into the Adriatic sea (source of food for migratory birds) - river island Ada, important area of nests and food for pygmy cormorant (Phalacrocora pigmaeus) and other rare birds. - Sasko Lake and Solana are situated out of the area of Velika plaza, but they represent an important habitat for birds in their vicinity. Important biotopes for herpethofauna: - ponds and swamps, especially in the eastern part of Velika plaza. they should be protected, and where it is not possible (within the future construction sites), the animal species must be moved and settled on another area with expert assistance. Types of landscapes The landscape of hygrophilous woods and bushes is typical for the flooded area of Ulcinj. Seaside parts of channel Port Milena and Bojana river, beginning from the sea coast and then along its course through Montenegro, are covered with woods of white and brittle willow and bushes of reed and tamarisk, which border them and separate from sandy dunes and swampy alluvial valley of Ulcinj field. In the back of this harmonious landscape, high Albanian
mountains Prokletije rise. Special charm comes from the attractive kalimere traditional wooden water-huts with fishermen nets, which make the landscape recognizable. Swampy landscape covers the wide alluvial valley of Bojana river and surroundings of Zoganjsko blato (Zoganj mud). The large or small, compact, mainly clear groups of swamp plants, richly grown with the domination of reed, rushes and bull-rush are typical for this recognizable landscape. According to its physiognomic-forming characteristics it belongs to monotonous landscapes of low aesthetic value. Dune landscape covers the area of Velika plaza and coast zone of river island Ada. It is a zone of 13 km length, and width from several tenths to several hundreds of meters (400). The specific character of the landscape is formed by: very fine sand, clear micro-relief which quickly changes under the intensive impact of wind and waves, and rich vegetation of dunes (Ampholiteum mediterraneum). In the seaside area, the shifting sand is prevailing, and in the middle area clayey sand soils grown with high grass (Ammophila arenaria, etc.) are dominant. In depressions, in the hinterland of Velika plaza, hygrophilous bushes with reeds and woods with ash-tree and Skadar oak are present. This unique natural landscape is modified at the beginning of Velika plaza by the construction of hotel-tourist complex of buildings with arranged parks, in which exotic species prevail. Sandy beaches landscape covers the Velika plaza of Ulcinj, which has no equal on this part of the Adriatic coast by its size, characteristics and origin. It is long around 12 km, and the width of sand is about 50m. The beach was formed by fine grained sand, which comes into sea together with Bojana river. The beach sand easily moves by the wind, so in the hinterland the dune zone is formed, wide about several tenths to several hundreds of meters. In addition to fairly uncontrolled exploitation of detritus, Velika plaza in Ulcinj is relatively stable and so far the trend of erosive processes has not been identified.
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Built structures In addition to nudist settlement on the river island Ada, only on a small part of the territory on the northwest part of Velika plaza, hotel and apartment facilities were built. Those facilities were built 20 to 30 years ago in the socialist uniform style; they are simple and of lower category, but thanks to the beach and rather favourable prices they still have adequate clientele. Tourist complex Otrant is located at the beginning of Velika plaza in the area between the coast, channel Port Milena and the main road that connects Velika plaza with Ulcinj. The surface of the complex is around 60 ha. The following facilities were built in this area: hotel Otrant; rent-a-vile; reception desk; parking, road and pedestrian paths. Tourist settlement Velika plaza is located in the area between the sea shore and main road, i.e. between the complex Otranto and free space of the beach. In this settlement there are: hotel Lido; hotel Belvi; hotel Olimpik; other hotel facilities; ancillary buildings; parking; roads; arranged green areas. Regardless of the fact that certain groups of facilities, due to their function and purpose were grouped into settlement complex in terms of infrastructure, communications, joint sport fields and arranged areas, they all make one entity. In the forest zone, in the western part of Velika plaza, there is a temporary settlement built for displaced persons. It is made of wooden huts on stilts (that used to be a camp). Next to it, there is a vacancy resort with small bungalows of bad quality, which was categorized with one star. In the hinterland of Velika plaza, in settlements Donji Stoj and Gornji Stoj, north from the road R 15, there are many individual objects with appartments for tourists. Those objects do not have typical style of construction, which make the town lose its distinctive qualities and recognizability in its wider area. South from the road there are individual houses, usually in private property. There are several facilities on the way out of town, along the road R15, near the bridge towards river island Ada (group of fish restaurants) and individually on the beach. The road R15 is the main communication between Ulcinj and Velika plaza. On the way out from Ulcinj the road is built in four lanes. The traffic jam occurs on the bridge over Port
Milena, because there is room only for two lanes. According to GUP of Ulcinj a new bridge was planned at around 500 m to the north, which should be connected with the new boulevard. Along the sea shore, over Rt Djeran, there is a pedestrian path from the town of Ulcinj to Velika plaza, which is very narrow and therefore not quite passable. Cadastre (land-registry) information The area of Velika plaza is included in two cadastral municipalities Donji Stoj and Gornji Stoj. According to the information from the Real Estate Agency of the Republic of Montenegro, for the part which is within the Maritime zone (it is the part next to the road), it is possible to identify the following land structure. The total surface of area in parts k.o. along the sea shore and river Bojana is 2.367,6 ha, of which around 76% is fertile soil, and 24 % unfertile (constructed area).
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Within the fertile soil 50.4% is under pastures and 13.2% under meadows, 32.1 % under woods, 2% under cultivated fields, and irrelevant rest of 0.4% under orchards, vineyards and reeds. The owner structure shows that there are only 17% in private property, and in state property around 83%. Around 20% of fertile soil is in private property, and only 1% of infertile soil. 3. STRATEGIES OF PHYSICAL PLAN MORSKO DOBRO The established division into key zones at the level of the Republic was the basis for further zoning of the area on the Montenegrin seaside, also having in mind other particularities of local governance units. Thus on the basis of physical characteristics, established potentials and limitations, development directions, defined network of settlements and centers, the division into smaller units (with length of several kilometers) was proposed, in which the final, and also the basic level, represents the area of Maritime zone, on the land as well as in the sea. Zones and sections planned in this manner represent significant instruments for the plan implementation, i.e. elaboration from the wider, republic and regional, to the local level. During the draft of these recommendations in general the following plans, i.e. their solutions, unless they were contrary to the basic statements of this plan, adopted recommendations for sustainable use of space, protection of biodiversity and area, were conformed to. In that way their flexibility, implementation and facilitated monitoring of all proposed solutions given in current plans, numerous studies and researches, officially adopted strategies, are achieved, and thus these short recommendations may be considered as collection of all used resources. In PP MD, the folowing guidelines for sections that cover the wider zone of Velika plaza are given: 65. Rt Djeran Port Milena (Djeran, bay and channel Milena) tourist complex at Rt Djeran settlement structure (housing, tourist, service and public programs) alternative commercial mooring around the river mouth protection of authentic landscape of Rt and channel with kalimere undersea archeological locality rt Djeran 66. Velika plaza (Velika plaza Ada; external sea coast) tourist complex organized in 6 modules (in the northwest part) settlement structure (housing, tourist, service and public programs) next to the highway in the function of tourist settlement zone of wood and macchia (dense evergreen underbrush) (between tourist settlements) sports and services zone (between the groups of existing and planned hotels) more seasonal moorings zone of vegetation on dunes in the hinterland of the beach nature preserve (in the southeast part) with woods, swamps and meadows restaurants zone (near the bridge for Ada traditional kalimere and restaurants) public-arranged bathing places Velika plaza with parts for hotels in the hinterland
natural beaches in the southeast part preservation of authentic landscape, vegetation of dunes, swamps and forests
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undersea archeological locality in the coastal area 67. Ada Bojana (Velika plaza Ada, external sea shore and river Bojana) tourist complex in the northwest part of the river island (part of the island to be left for nudist center) eco-marina on Bojana sandy beach vegetation zone on dunes in the hinterland of the beach nature preserve (in the southeast part) with woods, marshes and meadows hotel arranged bathing place natural beaches in the southeast part preservation of authentic landscape, vegetation of dunes, marshes and forests Environmental protection The draft of PP MD proposes the following localities, which have the greatest number of rare plant species and communities, for protection as reserves of halophyte flora: a) saline areas near Tivat (abandoned Tivat and Soliosko polje) and Ulcinjsko polje (Stoj Hinterland of Velika plaza) where the following plants grow: Arthrocnetum fruticosum (L.) Moq., Aster tripolium L., Buplerum tenuissimum L., Crypsis aculeate (L.) Ait., Limonium angustifolium (Tausch) b) combined halophyte and psammophyte habitats on sands, where the following species grow: Eryngium maritimum L., Cakile Maritima Scop., Eryngium maritimum L., Calystegia soldanela L.R.Br., Polygonum maritimum L. etc. Sludgy salty shores are common on the Montenegrin coast, with links Thero-salicornion and Aerthoonemion fruticosi. These habitats are mainly related to Ulcinj saltworks, mouth of river Bojana, Grbaljsko polje, abandoned Tivat saline areas, the area of Igalo, etc. These habitats are very specific and one of the rare habitats of this type on the Balkan Peninsula. Also important for the protection of fauna is the protection of habitats that provide safe shelter to significant representatives of wildlife. PP MD defines new proposals for providing protection (for flora and fauna, their diversity, surroundings landscape, etc.) which are categorized according to IUCN categorization for managing the protected areas. The hinterland of Velika plaza (Donji Stoj) was proposed for the VI category of management. It is considered to be the major fauna area on the Coast. The protection of natural area that is out of the Coastal zone border should be resolved through the joint effort of municipality Ulcinj and PE Morsko dobro (Maritime zone). The greatest part of Velika plaza hinterland along with the part of the beach (as set by the experts after necessary researches) should be excluded from the building of tourist complexes. The tourist exploitation should be adjusted to the category of area protection. The part that is in the maritime zone should be excluded from the hunting offer, especially from offer for foreign huting tourism. Sand excavation, and logging should be excluded, and pasture areas should be designated. The restraints and conflicts with local inhabitants should be settled in court, by compensations, etc. Category VI, according to IUCN, means the protected area whose resources are managed through sustainable use of natural eco-systems. The purpose of management is the longterm protection of biodiversity and other natural values of the area, by promoting the management practice based on sustainability, the protection of the base of natural resources from purpose changes which would damage the biodiversity of the area, contribution of the area in national and regional development.
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4. STRATEGIES OF GENERAL PLAN FOR ULCINJ The scope of GUP (General Urban Plan) of Ulcinj includes the coastal area of the Ulcinj municipality, a coastal belt of width of 1 to 5 km and length around 30 km.
Besides the town of Ulcinj, i.e. the town territory of Ulcinj, the scope also includes the territory and parts of surrounding settlements: Kruta, Bratica, Kolonza, Pistula, Zoganje, Donji Stoj and Gornji Stoj, where the tourist zones S. Ulcinj, Valdanos, Velika plaza and Ada are located. The area included amounts to 9.021 ha, of which only 30% of land is built and arranged surface. The greater part is covered in woods, olive fields, wetlands, agricultural land, beaches, etc. The most important strategies of the development of town territory are as follows: - the linear organization of the territory at a greater part of the coastal area and its connection to the existing longitudinal road, - the main city center or central zone is formed on the stretch from Mala plaza to Port Milena, - secondary centers are formed in some tourist and housing centers in town and at Velika plaza, Donji Stoj, Zoganje and surrounding settlements, - the service zone and the zone of pure industry is located in the zone of Kodra. Tourism The planning of accommodation facilities in the area of GUP Ulcinj is mainly based on the natural potentials, i.e. on areas and capacities of beaches and free terrains adequate for building, terrains with network infrastructures, etc. The scope and structure of accommodation facilities was also influenced by the fact that Ulcinj is a typical area of mass tourism, where one may count on the standard tourist season of 150 days, and also by the fact that this area has good geographical position, favourable ambient and conditions for prevention and treatment of some illnesses, and other benefits. Planned capacities of tourist accommodation
Hotels and tourist settlements Camps Private accommodation Other Total Stari Ulcinj - 800 200 - 1.000 Valdanos 500 1.200 - 1.500 3.200 Ulcinj - town 1.500 - 9.000 500 11.000 Novi Ulcinj 13.600 - 6.750 - 20.350 V. plaza - west 10.850 4.500 3.000 2.600 20.950 V. plaza - east 5.350 8.250 - 3.500 17.100 Ada 2.500 - - - 2.500 Hinterland - - 200 500 700 Total 34.300 14.750 19.150 8.600 76.800
Still, having in mind the material possibilities of this area it is estimated that by the end of the planned period from the total planned capacities 48.000 beds will be able to realize. The rest of the tourist capacities will be realized in the post-plan period. In addition to the planned capacities, for the purposes of tourism development, the construction of a marina with 1.100 moorings is proposed, which is enabled by the bay Porto Milena, then the construction of port for nautical tourism bellow the Old town Ulcinj, special docks in Valdanos and Ada, then centers for sport fishing at Bojana and centers for positioning and renting boats.
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The size of tourist turnover provides Ulcinj with the possibility to develop catering facilities. The capacities and network of catering facilities has to follow the tourism development and its needs, which means the adequate development of accommodation and other capacities relating to tourist centers. The zone Velika plaza west covers the central area of Velika plaza, i.e. the area between the regional road Ulcinj Ada and the sea. Planned capacities 20.950 (hotels 10.850, camps 4.500, other 5.600). These programs will be built in three groups of about the same capacity: group I: 4.340 beds in hotels; group II: 3.750 beds in hotels and 2.880 beds in camps; group III: 3.500 beds in hotels, 1.620 in camps, and 3.100 hostels. Between the groups, the green spaces are foreseen with sport-recreational fields, parking lots, service and entertainment facilities, etc. Each of these units shall be provided relative independence in the daily tourist activities.
The zone Velika plaza east covers the eastern part of Velika plaza, i.e. the area between Velika plaza west and river Bojana. The capacities are 13.590 (hotels 5.340 and camps 8.250). These capacities are planned in two groups: group IV hotels and group V camps. Between the stated groups, green spaces for resting, sport and recreation are planned, and the eastern part is intended for agriculture. Sport and recreation For mass and organized recreation, considering the character and importance of the town of Ulcinj, the following zones and areas are planned: - main sports and recreational center as a special zone, located in the area of Porto Milena, including: sports field for 10.000 spectators, closed and open areas (football, tennis, athletics, basketball, water sports, etc.) for the needs of citizens and tourists, sports associations and professional sport players and other participants; - the zone of public green areas and tourist zones, within which sport fields and playgrounds for mass sport-recreational activities are planned; - zone for picnics, encompassing the area of Bijela Gora, Valdanos, Pinjes, Sas Lake, etc. Within the tourist zones, the following beaches are planned to be arranged: Stari Ulcinj (5.000 m2), Valdanos (120.000 m2), Velika Plaza (500.000 m2), Ada (210.000 m2), which is in total 727.000 m2. Green areas The green areas along the coast cover the space between the beach and hinterland. It is a belt of various width, which in most cases concerns the tourist complexes areas, and rarely the agricultural land and independent forests and maquis. This belt has the most delicate role, because at the same time it has to fill the landscape with elements of art values and provide that this area has all planned sport, recreation, entertainment programs and other facilities necessary in the period of tourist season. Regarding its composition, the green areas should be fitted in the relief so that he existing sandy beaches and dunes keep their specific characteristics. The quantity of green areas should improve the micro climatic conditions, stop the movement of sand, reduce the unfavourable winds, increase the quantity of air humidity, support the groundwater regime and add the beauty to the landscape by rich Mediterranean flora. The planting of high and middle plants should not be done too close to the water, but instead leave the sandy beach as a wide belt and keep that natural phenomenon untouched, as the greatest value of this locality.
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Master plan for Tourism Development in Montenegro gives special attention to Ulcinj Riviera. The destination Ulcinj shall integrate fully: with the market oriented, clearly positioned brand of bathing, sport and experience tourism, with authentic identity, high quality standard and adequate image; with total 30-40.000 hotel beds, categories 3 and 4 stars at locations: Ulcinj town, Velika plaza/ Ada and bay Valdanos; with additional accommodation capacities in boarding-houses and family hotels, in private rooms, villages and rural households, and also in camps in the hinterland and at Skadar lake; with tourist infrastructure, which shall connect all features of interest/sights and offer a wide spectre of different recreational alternatives, in order to meet the needs of most varied segments of market and provide a long summer season; into a complete product, which shall not only emphasize the features of its identity, but also, for the best interest of sepcific tourism position, foster and further develop and rebuild them into atractive natural parks with exotic flora and fauna. As a precondition of sustainable development, a permanent infrastructure for water and energy supply, waste and wastewater treatment, in accordance to internationally accepted standards, should be built.
Traffic connection with airport Podgorica shall be improved after the construction of tunnel Sozina. The regional master plan for tourism development in the region of Ulcinj has reccommended Velika plaza as a model of location for the development of high-quality tourist complex, because the area of this beach represents a unique place on the eastern coast of the Adriatic Sea, and its main part is in the government ownership, thus the complicated property matters neednot to be resolved, because in this area so far not much was built, so it represents a chance to make a great and permanent uniquely tailored concept, unusual for the Mediterranean, because the size of the area enables permanent, and still intensive use to the extent that a significant economical effects, both for the region and Montenegro, may be achieved, because Ulcinj, due to its geographical position at the borger, has remained so far undeveloped in terms of tourism, and because the neighboring with Albania enables cross-border cooperation in many tourism areas. The planned aim starts with total cca 30.000 hotel beds and all ancilliary facilities, which should be built in separate development stages, over the next 10 to 20 years. The autonomy of Velika plaza enables isolated development, which does not have negative impact on other beach locations in Montenegro, and may not be threatened by them either. Velika plaza was chosen as a model-project in order to avoid unplanned building and at the same time define the aim framework for economically attractive and ecologically acceptable gradual reconstruction.
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6. PROGRAM PART Taking into consideration the guidelines from PPMD, current GUP of Ulcinj and regional master plan for tourism development, the goal is to create a tourist zone with 30.000 hotel beds at Velika plaza. From the aspect of tourism planning, it is important to find the relation between green areas and the number of beds, as follows 100 m2 of building land per one tourist i.e. one bed. This certanly contributes to the high quality in tourism and also shows great responsibility in the use of Velika plaza. From the relation surface/bed arises the limitation of hotel bed capacities for Velika plaza. Spatial-functional concept The basic elements of this development concept are: focusing on north-west part of the beach, protection of its ecologically vulnerable south-east part, tourist development in six modules, separated from each other by green zones, the protection of coastal area, standard of 100 m2 of green zone per bed. The construction on Velika plaza focuses on the western part, and ecologically vulnerable area in the eastern part shall be kept free as a natural park and protected from anthropogenic influence. The construction shall be divided into single units, so called modules, which will be separated by public free zones. These green zones separate building facilities, prevent the apperance of continuous settlement, and inhabitants and tourists shall use them as recreational areas. The area north from Velika plaza should also be arranged, i.e. the area of Donji Stoj and Gornji Stoj, near the beach. The green zone should be extended further on towards Solana, and its shaping into green lanes in the northern part would make the impression that Solana is connected to the beach zone. The purpose of the area The area of Velika plaza is divided into several zones. From west towards east, as follows: zone with existing hotels
new tourist zone with 5 modules for the construction of facilities, separated by green zones transitional zone with one smaller module and a golf course natural zone (reserve) Existing zone The existing hotels are situated in this zone. Their categories may be improved by renovating into objects with 2 3 stars. This area should be kept for the low-scale clients. The number of available beds is 2.100. The transition into new tourist zone shall be through sportrecreational areas, service zones and entertainment park. Tourist zone The new tourist zone is made of 5 hotel modules with accommodation capacities from 3 to 5 stars. Several modules are 800m wide and 800 m long on the average. The length is determined by the position between road R15 and the beach. The green zones that surround them are 250-300 m wide. In that way, the clear separation of modules should be achieved. All modules can be reached through road R15. The internal SPECIAL PURPOSE COASTAL ZONE SPATIAL PLAN General Concept of Velika Plaza Beach
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ring road was planned, which would enable the access to each module. All modules are connected to the central pedestrian zone. The area between the facilities and the facilities is known by a high quality vegetation of halophytes, and no construction is planned there. The connection along the beach is a high wooden road or board-walk. Each module should not have more than 6.000 beds. The first module, which is directly connected to the existing zone, is smaller and has only 3.500 beds. Within each module, sports fields, accompanying programs and services, according to the category and capacities, are planned. The transitional zone It is planned that the transition between tourist zones to the area of natural zone should be a golf course, which should stop further building towards east. The golf enriches tourist offer and animates new target groups. In the west part of the golf course, a high quality appartments with 1500 beds could be built, which would make an economical unit together with the golf course, which would facilitate their placement on the market. The golf course shall be located in the already existing green structures. The existing trees and groups of trees should be kept to the greatest possible extent. The golf course with 18 holes covers the area of 70 ha. The natural zone the east part of Velika plaza was proposed to be under protection. It was planned to build an information center for tourist and local visitors in the natural park. Otherwise, in this area there is no new buiding. Paths and roads for sightseeing lead from the information center. In specially valuable areas (the protected zones) the activities that disturb natural features are forbiden and they shall be unavailable for visitors. They shall be defined after the manifestation of reserve. In the vicinity of the mouth of Bojana river, on both sides of the bridge, the zone of catering facilities and specific autochtonous fishermen houses and kalimera will be formed, but in a far smaller scope than the current situation. The accommodation of tourists is not planned there, but only restaurant services. This means the interruption of building and gradual removal of facilities, which do not fit into the zone of specific catering offer. Marina mooring The analyses show that due to currents and ecological conditions for marina, the only possible location would be in the part of the mouth Port Milena. The most favourable place is rt Djeran, on the narrow part of the land which enters into sea. The orientation towards west enables that only small amounts of sand are brought into, because the sea currents flow from east to west. This enables to avoid considerable costs for its maintenance. Because of heavy winter storms, it is necessary to provide high protection made of concrete elements, rising 6 m above sea level, which could damage the entire outlook of the marina. This is why additional analysis should be made. As an alternative, the location in the part of the channel Port Milena should be considered,
which can be better integrated in terms of urbanistic planning, but it has the following disadvantages: the planned areas are partly covered with private houses, and it would take permanent measures to remove the sedimented sand. The precondition for that is the final cleaning of channel from accumulated waste and wastewater.
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The model of space use within the modules The regional master plan for tourism development reccommended the model of space use witihin the module. The built structures in one module are divided into four zones, parallel with the coast. 1 In the north, along the main road, at the place where meadows are now, there is the village zone, planned for small hotels and weekend-houses complexes, and as place of living for the staff of the complexes. The densed building was planned, the height of facilities up to 2-3 floors. In this zone, small squares shall be constructed, with shops, cafes, restaurants, etc. 2 From its south side, the zone with fewer building objects shall extend, in which individual buildings shall be coonstructed. The hardwoods should be preserved in this area. The crossconnection to the main road runs through this zone. 3 Southwards from that road tourist facilities are planned. They will be also located in the area which is currently under meadows. The use of certain areas around facilities is divided into three functional zones. In the north, on the access road there are parking lots and sport fields. It is planned to build central hotel facilities next to them. 4 Furhter to the south there is the area with bungalow-settlements, which borders the pinewood, which should be preserved if possible. The village zones are planned to be divided into smaller lots, as well as the area of tourist facilities in the south. In order to provide accommodation in this area and stop the biolding of private houses, it is necessary that the buildings have at least 20 rooms i.e. to provide the planned construction (tourist village). It is concluded that the smallest surface of construction land is around 2.800 m2 (40 beds with 70 m2 construction land), which is enough for a building, swimming pool, garden and parking lot. It is planned to have 100 m2 per bed, of which according to the plan 70% is construction land, and 30% free space within the module. In the south, the module width of 800 m, is divided into four tourist zones. It is concluded that the average width of construction is 200 m, with 400 m length. Thus each complex would have 80.000m2, which is in accordance with the capacity of 800 beds (100m2/bed). Capacities and balances Velika plaza covers the area of approximately 1.450 ha. 400 ha of that area is set for tourist groups, and 30 ha is set for communications. The arranged area for recreation covers approximately 120 ha, and the zone of beaches and dunes around 280 ha. The remaining 620 ha is planned for free area untouched nature (the protected area). The planned capacities per modules are as follows:
Planned capacities + module I = 47 ha (4.000 beds) Module II = 71 ha (6.000 beds) Module III = 76 ha (6.000 beds) Module IV = 79 ha (5.500 beds) Module V = 87 ha (5.500 beds) Module VI = 20 ha (2.000 beds)
In the area of Donji Stoj and Gornji Stoj, above the existing road R-15 according to the index of population and flats from 2003 there are 2.100 residents who live in 665 flats. On the assumption that each flat has 4 beds for renting, the total number of tourist beds is 2.660. In addition to these there are 2.660 registered weekend-houses. On the assumption that they have 6 beds on the average, the number of weekend inhabitants is 15.960.
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Lanscape modeling Lanscape modeling on Velika plaa Beach is based on main principles:
-In the eastern part of Velika plaa Beach with high ecological values, the construction is not envisaged -Between the building blocks there won't be any construction on green surfaces where the existing green structures shall be maintained. In addition to that the typical image of this landscape should be kept. Green surfaces divide the construction entities and thus separate different building blocks, and take over the function of space for sport and recreation and at the same time implement the ecological function. -The vegetation of sandy dunes and pine forest structures as well as mixed forest in the middle of Velika plaa Beach shall be kept. The spaces where the construction shall take place shall be filled with new plants which will, taking in consideration the existing, be carefully planned. In the western part a modeled green space shall be formed which should serve both to citizens and tourists for relax and recreation. The existing forests shall be integrated in it. -The golf-terrain serves as a transit from the modeled space to nature. There should be no construction planned behind the golf terrain. Each green belt consists of a series of different types of lanscapes which in the form of stripes goes towards the beach.A typical belt starts with halophyte vegetation on sandy dunes which are located behind the beach.On western green surfaces continues the belt of pines, followed by lawn. After this there is a thick mixed forest of different width. There are meadows between the forest and the existing main road. Alternate presence of different types of landscapes gives interesting contrasts. The image of a landscape with forest or meadow makes a complete contrast to the wide sandy beach.In the shade of green trees even in summer it is plesantly cool. In certain places it is hard to conceive that the Adriatic Sea is only 100 m away. Green belts (open meadows and forest regions) are publicly accessable. Next to the main road R15 there are public parking places. The roads to sandy beaches go from there. There is also the possibility to introduce the shuttle transport beween the parking and the beach. Sport terrains and eventually the infrastructure plants are located within the green belts. The central zone of deciduous forest on one side makes an optical and functional separation between the regions similar to village ambient on the north and the high quality hotel complex on the south of each building block We go through this by pedestrian, cyclist and riders' paths. The pine forest zone on the south makes a transitional zone towards the beach which offers with its shade a pleasant refreshment from the sun. Besides the stated main elements, it is also planned to plant trees in the form of alleys along main and subordinate roads. Typical types of autohton trees should be planted. The Skadar oak tree should be specially cherished. In case of construction and necessary cut the compensation factor should be applied: for each cut tree, three new plant should be asked and obtained.
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The usage of coastal zone The following standards apply for renovated beach for the parts of Velika plaa Beach: -in the first zone of the beach it is strictly forbidden that there is any object built of hard material, -on one part of the beach are allowed only movable contents, parasols, stretchers, sports requisites , tents and possibly mounting facilities, -in the other zone there are the sanitary junstions-their number is calculated according the number of bathers, on every 400 bathers they project one sanitary junction, while
the drinking water with the shower is located on every 200 m, -the system of garbage collection during the whole day is compulsory; either in baskets or in some other way, with the central transport to the prescribed dump. -watch houses are compulsory on the beach on every 200m, where the safeguards sit, -from the water side, a buoy fenced net is compulsory, which has the function of bather protection at a distance of 150 m from the coast; -in the hinterland of the beach it is necessary to build different sport and recreational contents and make green space -the beach should have its 'ponta' for vessel anchorage, then the harbor space for boats, sandolinas, sailing boards, diving equipment, parachutes, water scooters and other requisites for water sports. The traffic The road to Velika plaa Beach shall from the Adriatic highway and from Ulcinj lead across the planned new bridge via Port Milena. Further on there is the main road and it goes from the northern part of the hotel and finishes in the tourist colony on Ada. In the western part the main road shall be built with four bands. The road should be formed with green parts as alleys, and on both sides the paths for pedestrians and cyclists are envisaged. The availability of certain building blocks is achieved by means of ring circuit road in the form of letter U, by which a double connection and easy approach for buses to the destination is achieved.These circuit road should have two bands. On both sides the places for stopping as well as paths for pedestrians and cyclist are envisaged. The planted trees should improve the optical look and make shade. In order to provide quietness within certain building blocks, the parking space capacity should be limited. In the building blocks there are only places for stopping cars for hotel guests, citizens and staff as well as a small number of public parking places. The private car traffic is limited within the building blocks whenever this is possible. The parking places on the main road and in green zones are offered to daily visitors. From this point, the roads lead directly to the beach, and from big parking places there should be a service of shuttle transport. Within the building blocks, the pedestrian paths centrally lead to the beach in the north south direction for the guests who are situated there. Parallely with them public roads especially planned for daily visitors lead through the green belt up to the sea. In addition to that, two important road connections are planned in the west-east direction. The main pedestrian axis is wide around 10 m. This multi-functional avenue is the most important part of the whole concept. It connects along itself different building blocks and offers a suitable approach to sports contents in the green belt. The avenue consists of
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the main road wide 3,5 m, which can be used both by pedestrians and people that jog. Besides this, it is wide enough for supply and intervention vehicles, and when needed it is suitable even for golf type (electro) automobiles. Parallely with the main road ther is one more 2,5 m wide road for riding. On small free spaces at the edge of the forest there is equipment for training as well as picnic places. All the surfaces and roads , except the cycling paths are covered with the waterproof layer. Boardwalk paths extend along the beach. They represent the main connection west-east in the beach surroundings and make possible the transit across the dunes zone and the sensitive vegetation remains intact in that way. These paths offer conditions for a walk in shade since they are followed by a stripe od pines. This road along the beach is characterized by the wooden blocks (footbridges) with platforms. These wooden blocks (footbridges) represent attractive elements for space modeling. They can be easily made from the existing trees. The tree can be set either directly in the soil or be lifted on columns for the protection of the existing vegetation. In this last case, we reach them
through the staircase or a lifted access. It is with these blocks (footbridges) that you can supersede the height differences. All the wooden construction offers protection from weather circumstrances, and there are waiting places located in it, sheltered places to sit as well as caffes. Technical infrastructure With the envisaged town planning of the Velika plaa Beach complex in Ulcinj, around 30.000 hotel beds should be built. On the space above the existing road R-15 accroding the index of inhabitants and flats in 2003, there are 2.100 permanent residents who live in 665 flats. If we suppose that each flat has 4 beds to rent we obtain a figure of 2.660 tourst beds. Besides these flats it is established by the index the existance of 2.660 weekend houses. Supposing that these weekend houses based on their size have on average 6 beds, we obtain a figure of 15.960 weekend residents. These were the parameters for capaciting the infrestructure systems. Hydrotechnical infrestructure Watersupply The region of Velika plaa Beach and Ada Bojana and the villages above the existing road R-15 are supplied with water from the distribution net of the town Water Supply from the direction of Novi Ulcinj and Porto Milena. The highway pipeline 250 mm of asbestos-cement pipes long 12,00 km was built along the whole area of Velika plaa and finishes with the distribution net of lower level of the tourist village Ada Bojana. Based on the adopted criteria for the maximum daily consumption for the planned number of residents and tourst beds for the colony of Velika plaa, even the surrounding colonies should be supllied with the hygenic clean water for drinking:
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Permanent residents 2.100 x 300 l/kor/day = 630,00 m3 or 7,30 l/sec Weekend residents 15.960 x 200 l/kor/day= 3,192,00 m3 or 36,95 l/sec 4-5 stars Hotels 29.000 x 1.000 l/kor/day=29.000,00 m3 or 335, 65 l/sec 2-3 stars Hotels 3.100 x 800 l/kor/day= 2.480,00 m3 or 28,70 l/sec Private accommod. 2.660 x 200 l/kor/day = 532,00 m3 or 6,16 l/sec Service activities 7.530 x 50 l/kor/day = 376,50 m3 or 4,36 l/sec Total 36.210,00 m3/day or 419,12 l/sec For the planned capacity of hotel beds and permanents residents a maximum daily consumption of 36.210,00 m3 of water or 419,12 l/sec should be covered, while all the installations must be dimensioned to the maximum hourly consumption which is 754,41 l/sec. In the analysis of water needs were not calculated the necessary water quantities for watering green surfaces of cultivated parks and maintenance of golf terrains. The necessary water quantities for this purpose can be found by digging wells in the hinterland of the beach and direct pumping from the well satisfies the mentioned needs. As other possibility should there occure the digging of aqueduct Porto Milena-Bojana the water for these needs can be used from the aqueduct by local systems. By the analysis of the consumption for the planned number of permanent residents and tourist beds in different accommodation categories on building blocks for Velika plaa Beach and Ada Bojana a quantity of 36.200,00 m3/day or 420 l/sec from the town water supply should be provided. The existing pipeline 250 mm of asbestos-cement pipes which was built more than twnety years ago and which served primarely for water supply of the tourist colony Ada Bojana and the later construction of tourist capacities on the final western part of the beach is not enough in capacity and is not reliable beacause it is ramshackled. For the newly built tourist colonies on building blocks from Porto Milena to Ada itself, it is necessary: to build the new pipeline which would be laid in the body of the new multi functional avenue which connects all the building blocks. Considering that the provided water supply from the direction of Porto Milena i.e. from the direction of the town shall not satisfy the needs nor ensure the water supply, it is necessary to connect the eastern part of Velika plaa Beach by building a new pipeline from the direction of Sveti Djordje ( waters Lisna Bori) parallely with river Bojana and connect it with
the new pipeline of Velika plaa Beach and Ada Bojana and in that way provide water supply from two directions. This should be preceded by a detailed analysis of water quality before making the project documentation to extend the spring waters and installation of equipment for purification of raw water. The existing capacities of waters of Ulcinj water supply (Ga, Klezna, Mide, Lisna Bori) satisfy the current needs while with the realization of planned capacities on Velika plaa Beach it is necessary to provide new quantities of water by extending the waters capacity of Lisna Bori or undertaking the additional water quantities from the Regional Water Supply of Montenegrin seaside. Considering that the region of Velika plaa Beach is on the altitude of 2,8 m, the contruction of new reservoirs on the hills Fraskanjel and Pinje, which are also in the construction plan within the Ulcinj Water Supply Development, would provide a secure and calm work of the water supply system of Velika plaa. Bearing in mind that these are tourist capacities of high category, the preerquisite for a secure water supply with hygenically clean water for drinking, is the installation of the equipment for purification of raw water of Lisna Bori for the existing and future capacities.
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The water for maintaining the golf terrain, green surfaces inside hotel complexes, cultivated parks and sport terrains should be provided with the digging and bore of wells in the hinterland of Velika plaa Beach since the so far hydrogeological explorations have proved that the underground in the hinterland of the beach has sufficient quantities of underground waters. The analysis should prove whether this water is salted and whether its usage is suitable for green and vegetation. The drainage of used waters The existing drainage collector of 500 mm which collects the liquid waste from the hotel Otrant Belevue, Lido, rest homes and all the liquid waste of Novi Ulcinj, all of them without the previous treatment directs to the sea with a long undersea outlet 350 mm long 1.200m on the debth of 22 m and is dimensioned on 370 l/sec. The tourist colony Ada Bojana has the septic tank with the inlet well as a transitional solution using the porosity of the soil as recepient. Camps and individual apartment buildings which also have inlet tanks in the way that the following liquids directly infiltrate underground. For the adopted units quantities of used waters in l/kor/day and the planned number of residents and tourists, the total quantities of used waters were obtained which should be canalized , treated and let into the recepient Permanent residents 2.100 x 200 l/kor/day = 420,00 m3 or 4,86 l/sec Weekend residents 15.960 x 133 l/kor/day= 2,122,68 m3 or 24,57 l/sec 4-5 stars Hotels 29.000 x 700 l/kor/day=20.300,00 m3 or 234, 95 l/sec 2-3 stars Hotels 3.100 x 530 l/kor/day= 1.643,00 m3 or 19,00 l/sec Private accommod. 2.660 x 133 l/kor/day = 353,78 m3 or 4,09 l/sec Service activities 7.530 x 33 l/kor/day = 248,49 m3 or 2,87 l/sec Total 25.087,95 m3/day or 290,34 l/sec The dimensioning of feces drainage collector should be calculated on the maximum hourly consumption which, in this way calculated equals 522,60 l/sec. The way the existing drainage net functions does not satisfy all the subjects taken in consideration that the used waters are let into the sea without the previous treatment. With the analysis of the necessary quantities of waters and used waters for the planned development of tourism and increase of permanent residents it is calculated that it is necessary to canalize, treat and let into sea 290,34 l/sec of liquid waste. The planned development of tourist capacities requires the construction of the totally new drainage system used along this whole region of Velika plaa Beach and Ada Bojana, in order to collect all the liquid waste, be canalized and after the treatment and converted would be let into the sea.
Since the Master plan for tourism development on Velika plaa beach adopted the construction principle in phases, thus the possibility of the drainage net development is also possible in construction phases.
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In the first phase of program realization of the tourist capacities construction (building block I) the existing drainage collector satisfies the needs for the canalization of liquied waste. Still, this phase requires to build a device for conditioning liquid waste before letting in into the sea in the reagion of Porto Milena for the necessary capacity of the existing status and new construction. This device should be projected in the way that allows its extension in realization phases of the whole construction concept of Velika plaa Beach and Ada Bojana. A more detailed elaboration shall follow in the following phases of planning and project. By the project of collecting and coduiting the feces waters of Velika plaa and Ada Bojana, one highway pressure collector should be planned in which the liquid waste from each building block and tourist colony Ada Bojana would be drained and the treatment and letting into the sea would be performed on one joint device. This way would cherish the quality of coastal sea and the underground would be kept from pollution. As an alternative during further elaboration and project making should be analized the possibility and economic feasibility of the vacuum drainage construction. By a general look and especially when the planned construction realization is achieved, the phase vacuum drainage is the most economic solution both in investments and the maintenance phase. Also the possibility of gravity collector construction with section pump station. Atmosphere drainage The whole area of Velika plaa and Ada Bojana is covered with fine sand and it must be expected that it will be necessary to collect and canalize the atmosphere waters only on the part of Velika plaa Beach. The atmoshepric precipitation shall sink directly into the earth and there won't be any large surface flow. When constructing hotel facilities, the net for collecting atmospheric waters should be envisaged. The parking places should be built of porous plates nad boards. Atmospheric waters from traffic arteris shall be collected and by 'rigoli' conduited into open aqueducts along them, and via them sink into underground. Electric supply net The main supply point of Ulcinj of electro energetic demand is TS 110/35 KV Kodre constructed for the possible power of 2 x 31,5 MVA. The basic, and so far the only, supply direction on the voltage 110 kV is by the electric long distance line AL e 3 x 150 mm2, from Bar direction, which represents an important lack concerning security in the supply of this type of demand. Through the belonging plan documentation of higehr rank, the connection of TS 110/35 kV Kodre to the electro energetic net of Albania by DV Al e 3 x 240 mm2 is planned. Within the existing (and planned) four voltage electro energetic system in the area of Ulcinj exist in total four TS 35/10 kV, of current installed capacities 32 MVA. In the aerea of Velika plaa Beach, two TS 35/10 kV were built, namely, TS 35/10 kV Velika plaa I and TS 35/10 KV Velika plaa II. Both substations are built with the final accomplishment with the capacity of the transformers of 2 x 8MVA each.
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They are currently with the transformers of the voltage of 2 x 4 MVA. The supply of these substations is with one DV 35 kV, AL-e 3 x 95 mm2 where the TS 35/10 kV 2Velika plaa I is transitional, and TS 35/10 kV Velika plaa II is final on this 35 kV feeder. Within the coverage of this physical plan exist in total twelve TS 10/0,4 kV from which the first one, on the west, of the power 2x400 kVA in the hotel Otrant to the final on the east, on Ada, of the power 400 KVA. The substations are different in type (STS, MBTS, TS) and in power (from 100 to 2 x 630 KVA). The total installed power of substations 10/0,4 kV on the mentioned area is 5370 kVA. In order to determine the needs in electrical power and energy of the planned demand,
the standards from the said literature are adopted. The tourist capacities represent a dominant contents of Velika plaa plan but the demand includes also the other contents which geographically belong or make the belonging contents basic. The needs in electric power , at the voltage level 35 kV, depending on contents and adopted standards: Permanent residents 400 x 3,7 kW/dom= 1480 Weekend visitors 4000 x 1,7 kW/dom=6800 kW 4-5 stars hotels 29000 x 0,8 KW/bed x 0,7 =16240 kW 2-3 stars hotels 3100 x 0,6 kW/bed x 0,7= 1302 kW private accommodation 2660 x 0,4 kW/bed x 0,6 = 638 kW service activities 7530 x 0,4 kW/kor x 0,6 = 1807 kW In the upper table, by factors of concurrency 0,6-0,7 are corrected the loads with the tourist/hotel servicing contents, while the standards for permanent residents and weekend visitors derived in compliance with the demand scope. The total concurrent load competent for the selection of power TS 3510 kV equals Pj = 28.267 kW, i.e. with the power factor cos=0,95 we have Sj= 29,7 MVA, which is in compliance with the so far plans, given through general and physical plans for the commune of Ulcinj. Namely, with the so far plans which treated the area of Velika plaa , the basic energetic sources for the subject demand are TS 35/10 kV Velika plaa I and TS 35/10 kV Velika plaa II, both with 2x 8 MVA each in the final scope of construction. The basic difference concerning the electroenergetic plans from the so far planning documentation and the Master plan has partially increased due to exclusivity of the contents in relation to the mass tourism envisaged in one part in the area of Velika plaa. With the uppositions of time duration of concurrent load for contents of permanent character of T= 3400 h annualy and seasonally of T= 2100 h , the consumption of electrical power for the observed demand was estimated at the level of: E=Est+Ese=1,480 x 3400+26,78x2100=61,3MWh It is understood that the above said plannings relate to the final phase of capacita construction Since the transfering power of the existing DV 35 kV, TS 110/35 kV of Kodra - TS 35/10 kV 2Velika plaa I - TS 35/10 kV Velika plaa II made of Al-e, 3x95 mm2, limited on approximately 17, 5 MVA, it is limited only to supply TS 35/10 kV Velika plaa I. Still, despite the above mentioned fact, considering that the subject of this plan is the zone of high tourism with the special accent on environment protection, it is suggested to form the
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cable loop 35 KV: TS 110/35 kV kodre-TS 35/10 kV Velika plaa I-TS 35/10 kV Velika plaa II-TS 110/35 kV Kodre. The installation of cables is planned with cables of the type PHP 48 3x150 mm2 or similar. As a corridor for installing the cables (not only 35 kV) the multifuunctinal avenue body is used which shall connect all the tourist entities i.e. building blocks. Based on the supposition that the installed capacities of substations 10/0,4 kVA in comparison to the planned concurrent load of the voltage level 35 kV equal 25% more and if 20% reserves in power are provided, then its equals: Sts10=Sts35 x 1,25 x 1,2 = 44,6 MVA Since the current availability is 5370 kVA installed in substations 10/0,4 kV, there are missing 39,2 MVA. By adopting as a typical unit of 630 kVA, i.e. its variation of 2x630 kVA, we obtain the total number of necessary substations of the power 2x630 kVA of approximately N= 32. Taking in consideration the modularity of this concept regarding the physical constructioncontents, we can confirm on the level of a general concept , without a detailed analysis, as
follows: -accoding the typical building block of 6000 beds there will be 6-8 TS 10/0,4 kV, 2x630 kVA -for two smaller building blocks a proportinally smaller number of necessary substations -the net 10 kV plan as cable in the form of an open ring -respecting the planned dynamics of the construction, the rings 10 kV close in TS 35/10 kV, at the level of a space building block. The plans of lower level, for each of the building blocks or the subject of town planning, it is necessary to include the following: -based on demand data, make the analysis and define the necessary capacities of the future demand -determine the main supply point for the observed zone (TS 35/10 kV Velika plaa I or TS 35/10 kV Velika plaa II -determine the directions of the supply cables, exclusively as cable with the type parameters both for SN and NN. The directions of the energetic cables should be reconciled with the other underground infrestructure (PTT, water supply , drainage and other) -determine the micro location of future TS 10/0,4 kV and define the station type -make the draft of low voltage net 0,4 kV -the type TS 10/0,4 kV must be reconciled with the conditions of construction and protection -a special attention should be paid to the usage of alternative (restorable) types of energy and the participation of electrical power use as rationaly as it can be used being the highest quality and most expensive -all the installations must be in compliance with the erquirements of the competent electrical power distribution company. Telecommunication net In the hierarchy defined in the General plan of the Telephone connections development of Serbia and Montenegro, the mother telephone exchange in Ulcinj is of the level of a junction telephone exchange (C). Being such, it is connected with the senior Main telephone exchange (GC) Bar with two transfer systems: with the digital radio relay (RR) connection of active capacity 16x2 Mbit and optical cable with 22 o.v. Active capacity 42x2 Mbit. Besides these connections (communications), the junction telephone exchange Ulcinj is connected with an end (transversal) connection to the transit telephone exchange (TC) Podgorica with the optical cable of active capacity 6x2 Mbit.
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The junction telephoen exchange Ulcinj is of the type AXE-10. The telephone exchange is digital including even the subscriber level. Directly next to the location Novi most at a distance of approximately 3,5 km of C Ulcinj, a separate subscriber level RSS Velika plaa was installed of the capacity of 640 receptacles with the concentrated local net approximately 1300 pair on distribution board.The separate ubscriber level velika plaa is connected to C Ulcinj with the optical cable with 12 o.v. of active capacity 8 Mbit. On the location Donji toj at a distance of approximately 5,5 km from RSS Velika plaa, is installed the separated subscriber level RSS toj of the capacity 1024 receptacles with the local net of the capacity approximately 1300 pair on the distribution board. The separated subscriber level toj is connected with the separated subscriber level Velika plaa with the optical cable of 6 o.v. Using the same number of optical fibres in th optical cable on the connection C Ulcinj-RSS Velika plaa RSS toj is connected to C Ulcinj with the optical connection of active capacity 32 Mbit.Both optical cables are connected in the system of prescribed cable drainage. The existing status of telephone net in the commune of Ulcinj undoubtedly shows a modern approach to the policy of long term development. The highly digitalized net is conceived with a strong mother digital telephone exchange AXE-10 which manages the communication of area and final telephone exchanges (RSS) to which belong alos the final telephone exchanges (KC) Velika plaa and toj. The existing optical cables shall make even further on the basic transfer media in the connection of final telephone exchanges Velika plaa and toj with the national telephone
system whose current holder is the Telekom of Montenegro. The active capacity of optical cables shall be tailored to the capacities of these final telephone exchanges i.e. to the supposed intensity of telephone communications. The realization of new and reconstruction of existing communication lines which are present on Velika plaa and jeopardize the existing direction of cable conduit with optical cables, includes the reconstruction of vital infrastructure and its adaptation to new conditions. From the final telephone exchanges Velika plaa and toj tourist facilities planned with this concept it is necessary to realize the connection also with the optical cable of necessary capacity. Supposing the installation of modern digital home exchanges in these facilities, the complete digitalization of this segment of the net is finalized by this and it opens the possibilities of activating a series od services about the transfer of speech, data and image. For further integration of the existing igital system , instead of the current junction telephone exchange Ulcinj there will be installed a digital distribution board (DDF) of appropriate capacity which shall be connected with the optical cable to the main telephone exchange Bar. On the secondary side of the distribution board the transfer capacities of all commutating systems from the territory of the commune of Ulcinj shall be installed including even the installed subscribers capacites in the buildings of Telecom Ulcinj. With this intervention in the system by disconnecting one commutating point (C Ulcinj), the concentration in managing telephone communications increases from this reagion and provides more reliability of the system. This type of concept of reconstructing the telephone net is alos in the palns of development of Telekom of Montenegro as the current holder of the telephone communication development in the Republic.
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Realization concept-phases The realization of the concept in 6 different building blocks makes possible a graduate, phase construction of the planned area to the envisaegd capacity of 30.000 hotel beds on Velika plaa and Ada Bojana in the west-east direction. Building block 1 is the area with which the existing hotel zone is being complemented and extended. For the first phase of construction, the building block 2 is envisaged which is surrounded with green surfaces. This building block can, after it is finalized, have around 6000 beds. Here, first of all, the parts closer to the coast should be built with resources for reacreation of high category. After that, the northern part can be realized in more building phases. The advantage of the modular development consists in the fact that the final facilities do not diminish their value due to building activities. Besides this, the realization in phases offers a chance that every building structure is adjusted to the changed physical conditions, and that this does not influence the complete development. The special attractions of this zone-marine and golf terrain shall, at the beginning, hardly be profitable, because there is still not enough demand of great tourist capacities and special clients in the wide area. Only in later phases these projects shall be economically feasible. For each of the building blocks or special contents a further elaboration at the level of detailed town planning or town planning projects is envisaged. When elaborating, the recommendations and directions from this general concept and basic draft text of PPMD should be complied with. Protection measures A general solution of tourist capacities and the belonging contents on Velika plaa is envisaged to be physically balanced and to make possible the construction of the same , both on private and on state land. Bearing in mind that this plan undertakes the solutions of Regional Master Plan for tourism development in the region of Ulcinj, for which was previously done the Study of the influence on the environment, we can conclude that tourism development on this
location is greatly in conformity with the protection of important environmental lairs (sandy dunes, marsh areas, senitive bird lairs, herpetofaunas, halophyte vegetation and similar) and makes possible maintaining the usage of the area of Velika plaa. When elaborating each separate building block and contents in the area of Velika plaa, it is necessary to undertake measures and limitations which are defined by the Study of tourism development influence on the environment in the Ulcinj region, while in later phases, the separate influence estimates should be done .
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